1213 Knox St · Ogdensburg, NY 13369

$69,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 321 Days on market

Built 1892 6,300 sqft lot $60/sqft · at area comps Est $72k · at est.

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wow! How about a 3 bedroom, 1.5 bath home right in the town of Ogdensburg? Yes, walk into this spacious home with living room, downstairs bedroom, large kitchen and dining room! Then walk upstairs with two additional bedrooms and a bathroom. Now lets walk outside to a spacious fenced in yard, and a large storage barn for your items. This wont last at this price!

Key facts

• Large kitchen
• Spacious home
• Large storage barn

Tags

• SPACIOUS HOME
• LARGE KITCHEN
• FENCED IN YARD
• LARGE STORAGE BARN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 5.3% in Ogdensburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#624 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, crime F.
• Ogdensburg City School District (town): math 34% / reading 46% proficiency, ranked #531 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.0% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $69k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.72%
• DSCR: 1.97
• GRM: 5.0

CMA / ARV

• ARV (median comp): $72,264
• List price: $69,000
• Delta: -4.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Park St	0.17mi	3/1.0	1,135 (-1%)	5mo	$50,000	$44	85
933 Greene St	0.21mi	3/1.0	1,183 (+3%)	2mo	$48,000	$41	80
1023 Ford St	0.21mi	2/1.0 (-1)	1,211 (+6%)	2mo	$46,500	$38	72
816 Washington St	0.42mi	3/2.0	1,188 (+4%)	3mo	$95,000	$80	70
316 Rosseel St	0.24mi	2/1.5 (-1)	1,253 (+10%)	4mo	$115,000	$92	65
130 Paterson St	0.41mi	3/1.0	1,230 (+8%)	4mo	$15,500	$13	64
1013 Lafayette St	0.28mi	3/1.5	1,272 (+11%)	7mo	$170,000	$134	62
1016 Jay St	0.14mi	2/1.0 (-1)	1,008 (-12%)	6mo	$99,000	$98	61
330 Park St	0.12mi	2/1.5 (-1)	1,306 (+14%)	8mo	$50,000	$38	59
706 Elizabeth St	0.52mi	3/1.0	1,044 (-9%)	2mo	$25,000	$24	58
1617 Jay St	0.24mi	2/1.0 (-1)	1,009 (-12%)	8mo	$65,000	$64	55
624 Morris St	0.44mi	3/1.5	1,300 (+14%)	6mo	$42,000	$32	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.59×
• Total profit: $30,651
• Equity at exit: $31,025

10-year hold

• IRR: 28.6%
• Equity multiple: 5.04×
• Total profit: $78,016
• Equity at exit: $47,814

Cash invested: $19,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13369

• Active inventory: 1
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $350

Break-even live

Break-even rent $715

Max offer price $69,000

Occupancy floor 65%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $69,000 Active 321 DOM
2. 2026-06-17
   days on market $69,000 Active 320 DOM
3. 2026-06-16
   days on market $69,000 Active 319 DOM
4. 2026-06-15
   days on market $69,000 Active 318 DOM
5. 2026-06-13
   days on market $69,000 Active 316 DOM
6. 2026-06-12
   days on market $69,000 Active 315 DOM
7. 2026-06-09
   days on market $69,000 Active 312 DOM
8. 2026-06-08
   days on market $69,000 Active 311 DOM
9. 2026-06-07
   days on market $69,000 Active 310 DOM
10. 2026-06-07
    days on market $69,000 Active 309 DOM
11. 2026-06-04
    days on market $69,000 Active 306 DOM
12. 2026-06-02
    days on market $69,000 Active 305 DOM
13. 2026-06-01
    days on market $69,000 Active 304 DOM
14. 2026-05-31
    days on market $69,000 Active 303 DOM
15. 2026-03-07
    price $69,000 364-char remark

    Show marketing remark (364 chars)

    Wow! How about a 3 bedroom, 1.5 bath home right in the town of Ogdensburg? Yes, walk into this spacious home with living room, downstairs bedroom, large kitchen and dining room! Then walk upstairs with two additional bedrooms and a bathroom. Now lets walk outside to a spacious fenced in yard, and a large storage barn for your items. This wont last at this price!

16. 2025-09-16
    price $79,000 364-char remark

    Show marketing remark (364 chars)

    Wow! How about a 3 bedroom, 1.5 bath home right in the town of Ogdensburg? Yes, walk into this spacious home with living room, downstairs bedroom, large kitchen and dining room! Then walk upstairs with two additional bedrooms and a bathroom. Now lets walk outside to a spacious fenced in yard, and a large storage barn for your items. This wont last at this price!

17. 2025-08-01
    listed $89,000 Active 364-char remark

    Show marketing remark (364 chars)

    Wow! How about a 3 bedroom, 1.5 bath home right in the town of Ogdensburg? Yes, walk into this spacious home with living room, downstairs bedroom, large kitchen and dining room! Then walk upstairs with two additional bedrooms and a bathroom. Now lets walk outside to a spacious fenced in yard, and a large storage barn for your items. This wont last at this price!

18. 2021-09-23
    soldstatus $42,000
19. 2021-08-13
    soldstatus $42,000 428-char remark

    Show marketing remark (428 chars)

    This 3 bedroom home features newer windows, furnace and electrical entrance. It has hickory cabinets in the kitchen with a glass style back splash and newer stainless steel appliances. The oversized living room has side lights. The garage offers storage space or workspace. This home has a main floor bedroom and bath and is only blocks from an elementary school. On Demand Water Heater rents for $41.67 Month and buyout is $660

20. 2021-03-19
    listed $48,500 428-char remark

    Show marketing remark (428 chars)

    This 3 bedroom home features newer windows, furnace and electrical entrance. It has hickory cabinets in the kitchen with a glass style back splash and newer stainless steel appliances. The oversized living room has side lights. The garage offers storage space or workspace. This home has a main floor bedroom and bath and is only blocks from an elementary school. On Demand Water Heater rents for $41.67 Month and buyout is $660

21. 2016-07-29
    soldstatus $40,000
22. 2016-07-29
    soldstatus $40,000
23. 2016-02-22
    listed $45,900
24. 1993-09-09
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,885
• − Mortgage interest: −$3,865
• − Property taxes: −$2,087
• − Insurance: −$345
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,007
• Taxable income: $3,359
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $3,389/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ogdensburg City School District
• NCES district ID: 3621660
• Math proficiency: 34% ▼ -15.00%
• Reading proficiency: 46% ▲ 6.00%
• Median HH income: $38,253
• Composite: 33.33/100
• National rank: #5497
• State rank: #531 of 590 in NY

Livability — Ogdensburg

• Score: 66/100
• State rank: #624
• US rank: #11365

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ogdensburg, NY

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+97.1% since first listed

10 events — show timeline

• 2026-03-07 Price Changed $69,000 SLCMLS
• 2025-09-16 Price Changed $79,000 SLCMLS
• 2025-08-01 Listed $89,000 SLCMLS
• 2021-09-23 Sold (Public Records) $42,000 Public Records
• 2021-08-13 Sold (MLS) $42,000 SLCMLS
• 2021-03-19 Listed $48,500 SLCMLS
• 2016-07-29 Sold (Public Records) $40,000 Public Records
• 2016-07-29 Sold (MLS) $40,000 SLCMLS
• 2016-02-22 Listed $45,900 SLCMLS
• 1993-09-09 Sold (Public Records) $35,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,087 · +0.7% YoY. Source: county tax records.